14212 NE 4th Ave · Golden Glades, FL 33161

$599,900

2 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 13 Days on market

Built 1985 4,700 sqft lot Est $561k · 7% over

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.7/30.0
• DSCR +4.8/10.0
• ARV discount +4.4/15.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Completely renovated 3 Bedroom and 2.5 Bathroom two-story single family twin-home in the heart of North Miami, featuring a large private fenced backyard. Updated with granite countertops, solid wood shaker cabinets, stainless steel appliances. Tile and new modern waterproof vinyl flooring throughout. Spacious closets, dedicated laundry room with front-load washer/dryer, and a Newer Roof (2017). Will qualify for FHA financing. Seller financing available. Move-in ready - schedule your showing today!

Key facts

• Newer roof
• Granite countertops
• 4,700 sq ft lot

Tags

• PRIVATE FENCED BACKYARD
• GRANITE COUNTERTOPS
• SOLID WOOD SHAKER CABINETS
• STAINLESS STEEL APPLIANCES
• DEDICATED LAUNDRY ROOM
• NEWER ROOF

Property features AI

Finance

• Financial info: Pets allowed (dogs OK)
• HOA & community: Sidewalks

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Updated / remodeled; Effective year built
• Construction: Block construction; Shingle roof; Built (effective year)
• Exterior features: Fenced yard; Less than quarter-acre lot; East-facing

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Upper-level primary bedroom; Walk-in closet(s)
• Laundry & utility: Laundry / utility room; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $571k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $517k (13.9% below list).
• Recommended offer: $517k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.6% in Golden Glades — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#281 in FL, #4,513 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+, health & safety B+; Watch: employment D, amenities F.
• Miami-Dade (suburban): math 45% / reading 54% proficiency, ranked #40 of 73 in FL (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Linda Lentin K-8 Center (math 27% / reading 36%, grade F, #1,841 of 2,144 statewide, top 86%, 674 students, 76% FRL); North Miami Middle School (math 25% / reading 31%, grade F, #486 of 571 statewide, top 86%, 807 students, 71% FRL); North Miami Beach Senior High (math 13% / reading 24%, grade F, #568 of 667 statewide, top 85%, 1,149 students, 66% FRL).
• Zoned-school proficiency averages 26% at this address vs 50% district-wide (-24 pts) — the specific schools serving this property underperform the Miami-Dade average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.7%/yr); 340 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 10y ago; this cycle's ask is 16135% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; list at $600k implies a 700% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $516,757 (13.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $560,736
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13925 S Biscayne River Rd	0.32mi	3/2.0 (+1)	1,520 (-4%)	12mo	$795,000	$523	59
755 NE 140th St	0.50mi	3/2.0 (+1)	1,688 (+7%)	7mo	$360,500	$214	51
500 NE 132nd Ter	0.65mi	3/2.0 (+1)	1,504 (-5%)	15mo	$519,000	$345	40
900 NE 147th St	0.71mi	3/2.0 (+1)	1,555 (-2%)	19mo	$550,000	$354	39
10 NE 139th St	0.52mi	3/2.0 (+1)	1,371 (-13%)	16mo	$640,000	$467	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.27×
• Total profit: $-122,652
• Equity at exit: $89,447

10-year hold

• IRR: -25.3%
• Equity multiple: -0.06×
• Total profit: $-178,203
• Equity at exit: $51,868

Cash invested: $167,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33161

• Rents YoY: -0.7%
• Active inventory: 340
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $5,168 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$424 /mo · $5,086/yr
• Insurance: −$250
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,085
• Net cashflow: $-164

Break-even live

Break-even rent $5,375

Max offer price $570,948

Occupancy floor 98%

Sensitivity live

Price	-10% $176	-5% $6	+0% $-164	+5% $-334	+10% $-503
Rent	-10% $-572	-5% $-368	+0% $-164	+5% $40	+10% $244
Rate	-1.0pp $138	-0.5pp $-11	base $-164	+0.5pp $-319	+1.0pp $-477

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-01
   days on market $599,900 Active 13 DOM
2. 2026-05-31
   days on market $599,900 Active 12 DOM
3. 2026-05-20
   listed $3,695
4. 2026-05-20
   historical $3,695
5. 2026-05-19
   listed $599,900 Active
6. 2026-05-19
   historical
7. 2026-05-14
   price $609,000
8. 2026-05-08
   price $614,000
9. 2026-05-05
   price $3,695
10. 2026-05-04
    listed $3,750
11. 2026-04-29
    historical $3,750
12. 2026-04-29
    price $617,500
13. 2026-04-29
    listed $3,750
14. 2026-04-28
    historical $3,895
15. 2026-04-25
    listed $3,895
16. 2026-04-24
    historical $3,895
17. 2026-04-22
    listed $619,900 Active
18. 2026-04-16
    listed $3,895
19. 2025-06-22
    historical $3,460
20. 2025-06-21
    listed $3,460
21. 2025-05-17
    historical $3,460
22. 2025-05-16
    listed $3,460
23. 2022-05-27
    historical
24. 2022-05-17
    price $549,900
25. 2022-05-17
    price $3,995
26. 2022-05-09
    listed $579,900 Active
27. 2019-03-18
    soldstatus $75,000
28. 2016-07-06
    soldstatus $127,000 Sold
29. 2016-04-04
    status Pending
30. 2016-03-17
    listed $124,900 Active
31. 1999-09-15
    soldstatus $108,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $5,086 · $424/mo
• Projected year-2 tax: $5,086 · $424/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,011
• − Mortgage interest: −$33,604
• − Property taxes: −$5,086
• − Insurance: −$8,118
• − Repairs & maintenance: −$4,961
• − Management: −$4,961
• − Depreciation: −$17,452
• Taxable loss: −$12,170
• Est. tax savings @ 24.0%: +$2,921
• After-tax cash flow: $954/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Miami-Dade
• NCES district ID: 1200390
• Math proficiency: 45% ▼ -16.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $43,928
• Composite: 41.76/100
• National rank: #3397
• State rank: #40 of 73 in FL

Livability — Golden Glades

• Score: 74/100
• State rank: #281
• US rank: #4513

Category grades

Amenities F Commute A+ Cost of living B Crime B Employment D Housing B+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Glades, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 54,814
• Household income: $58,325
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3226.0

Population outlook (Miami-Dade County) Hauer SSP2

• Today (2025): 3,126,439 people
• By 2030: 3,325,765 · +6.4%
• By 2040: 3,697,561 · +18.3%
• By 2050: 4,012,134 · +28.3%
• By 2075: 4,605,612 · +47.3%
• By 2100: 4,866,598 · +55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 56% Hispanic / Latino 31% Two or more races 18% White 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 7% Dominican 4% Salvadoran 1%
• Common ancestry: Hispanic 35% Estonian 1% Lithuanian 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · French/Haitian/Cajun 41% Spanish 30% Other Indo-European 2%

Political lean MEDSL · Miami-Dade

• 2024 margin: R (+11.4) · D 43.9% · R 55.4%
• 2008→2024 swing: -27.6pp toward R · 2008: 16.1pp · 2024: -11.4pp
• All cycles: 2024: R+11.4 2020: D+7.3 2016: D+29.6 2012: D+23.7 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -492.86%
• Current HPI: 630.6932
• Rent YoY: ▼ -0.73%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-96.6% since first listed

29 events — show timeline

• 2026-05-20 Listed for Rent $3,695 MARMLS
• 2026-05-20 Rental Removed $3,695 MARMLS
• 2026-05-19 Listing Removed — MARMLS
• 2026-05-19 Listed $599,900 MARMLS
• 2026-05-14 Price Changed $609,000 MARMLS
• 2026-05-08 Price Changed $614,000 MARMLS
• 2026-05-05 Price Changed $3,695 MARMLS
• 2026-05-04 Listed for Rent $3,750 MARMLS
• 2026-04-29 Rental Removed $3,750 TURBOTENANT
• 2026-04-29 Price Changed $617,500 MARMLS
• 2026-04-29 Listed for Rent $3,750 TURBOTENANT
• 2026-04-28 Rental Removed $3,895 MARMLS
• 2026-04-25 Listed for Rent $3,895 MARMLS
• 2026-04-24 Rental Removed $3,895 MARMLS
• 2026-04-22 Listed $619,900 MARMLS
• 2026-04-16 Listed for Rent $3,895 MARMLS
• 2025-06-22 Rental Removed $3,460 RENTALBEAST
• 2025-06-21 Listed for Rent $3,460 RENTALBEAST
• 2025-05-17 Rental Removed $3,460 BUILDIUM
• 2025-05-16 Listed for Rent $3,460 BUILDIUM
• 2022-05-27 Listing Removed — MARMLS
• 2022-05-17 Price Changed $549,900 MARMLS
• 2022-05-17 Price Changed $3,995 RENT.
• 2022-05-09 Listed $579,900 MARMLS
• 2019-03-18 Sold (Public Records) $75,000 Public Records
• 2016-07-06 Sold (MLS) $127,000 MARMLS
• 2016-04-04 Pending — MARMLS
• 2016-03-17 Listed $124,900 MARMLS
• 1999-09-15 Sold (Public Records) $108,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $5,086 · +5.8% YoY. Source: county tax records.